117 Ridge St · Reidsville, NC 27320

$84,900

3 bd · 1.0 ba · 639 sqft · SingleFamily public records · 683 Days on market

Built 1922 0.39 ac lot Est $73k · 17% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a lovely home in a great location in Reidsville! New roof just installed along with new windows throughout and new vinyl siding! Home has been lovingly maintained and will certainly provide years of enjoyment. A great opportunity for the first time home buyer or investor!

Key facts

• Investment property
• 0.39 acre lot
• 2 parking spots

Tags

• INVESTMENT PROPERTY

Property features AI

Finance

• Other: Zoning: R6RD
• HOA & community: No homeowners association

Exterior

• Parking: 1-car carport; 1 additional open parking space (2 parking spaces total)
• Utilities: Public water; Public sewer; Electric service
• Home design: Site-built single-story home; One level
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as site-built construction
• Exterior features: Lot approximately 0.39 acre (76 x 219 x 78 x 229); Not waterfront; Public maintained road access

Interior

• Bedrooms: 3 bedrooms total, 2 bedrooms on the main level
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Wall or window air conditioning units
• Interior features: Partial basement; Laundry located in the basement; Wood flooring
• Laundry & utility: Basement laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#553 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rockingham County Middle (math 45% / reading 48%, grade D+, #146 of 475 statewide, top 31%, 753 students, 51% FRL); Rockingham County High (math 67% / reading 50%, grade C, #235 of 535 statewide, top 45%, 882 students, 42% FRL).
• Zoned-school proficiency averages 52% at this address vs 39% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Rockingham County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 251 active listings in the ZIP; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 683 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $85k implies a 608% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 683 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.79%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $72,846
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Mulberry St	0.44mi	2/1.0 (-1)	656 (+3%)	3mo	$75,000	$114	68
318 Mulberry St	0.43mi	2/1.0 (-1)	608 (-5%)	3mo	$75,000	$123	64
501 N Washington Ave	0.50mi	2/1.0 (-1)	624 (-2%)	5mo	$45,000	$72	63
210 N Franklin St	0.49mi	2/1.0 (-1)	572 (-10%)	6mo	$50,000	$87	49
310 W Morehead St	0.44mi	2/1.0 (-1)	615 (-4%)	24mo	$64,000	$104	49
208 N Franklin St	0.50mi	2/1.0 (-1)	701 (+10%)	9mo	$35,000	$50	48
805 Moore St	0.64mi	2/1.0 (-1)	708 (+11%)	4mo	$128,000	$181	44
609 King St	0.41mi	2/1.0 (-1)	720 (+13%)	15mo	$105,000	$146	43
52 Circle Dr	0.57mi	2/1.0 (-1)	729 (+14%)	10mo	$75,000	$103	36
613 NW Market St	0.42mi	2/1.0 (-1)	725 (+14%)	23mo	$96,500	$133	34
21 Circle Dr	0.70mi	2/1.0 (-1)	680 (+6%)	23mo	$80,000	$118	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $6,152
• Equity at exit: $12,659

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $30,975
• Equity at exit: $7,341

Cash invested: $23,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 27320

• Home prices YoY: -30.8%
• Active inventory: 251
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $313

Break-even live

Break-even rent $694

Max offer price $84,900

Occupancy floor 66%

Sensitivity live

Price	-10% $361	-5% $337	+0% $313	+5% $289	+10% $265
Rent	-10% $227	-5% $270	+0% $313	+5% $356	+10% $399
Rate	-1.0pp $355	-0.5pp $334	base $313	+0.5pp $291	+1.0pp $268

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $84,900 Active 683 DOM
2. 2026-06-17
   days on market $84,900 Active 682 DOM
3. 2026-06-16
   days on market $84,900 Active 681 DOM
4. 2026-06-15
   days on market $84,900 Active 680 DOM
5. 2026-06-14
   days on market $84,900 Active 678 DOM
6. 2026-06-13
   days on market $84,900 Active 677 DOM
7. 2026-06-10
   days on market $84,900 Active 675 DOM
8. 2026-06-09
   days on market $84,900 Active 674 DOM
9. 2026-06-08
   days on market $84,900 Active 673 DOM
10. 2026-06-07
    days on market $84,900 Active 672 DOM
11. 2026-06-03
    days on market $84,900 Active 668 DOM
12. 2026-06-02
    days on market $84,900 Active 667 DOM
13. 2026-06-01
    days on market $84,900 Active 666 DOM
14. 2026-05-31
    days on market $84,900 Active 665 DOM
15. 2026-05-31
    days on market $84,900 Active 664 DOM
16. 2025-12-31
    price $124,900

    Show marketing remark (297 chars)

    Great opportunity to own a lovely home in a great location in Reidsville! New roof just installed along with new windows throughout and new vinyl siding! Home has been lovingly maintained and will certainly provide years of enjoyment. A great opportunity for the first time home buyer or investor!

17. 2025-12-31
    price $124,900 297-char remark

    Show marketing remark (297 chars)

    Great opportunity to own a lovely home in a great location in Reidsville! New roof just installed along with new windows throughout and new vinyl siding! Home has been lovingly maintained and will certainly provide years of enjoyment. A great opportunity for the first time home buyer or investor!

18. 2025-09-30
    price $89,900
19. 2025-04-19
    price $94,900 297-char remark

    Show marketing remark (297 chars)

    Great opportunity to own a lovely home in a great location in Reidsville! New roof just installed along with new windows throughout and new vinyl siding! Home has been lovingly maintained and will certainly provide years of enjoyment. A great opportunity for the first time home buyer or investor!

20. 2025-04-19
    price $94,900

    Show marketing remark (297 chars)

    Great opportunity to own a lovely home in a great location in Reidsville! New roof just installed along with new windows throughout and new vinyl siding! Home has been lovingly maintained and will certainly provide years of enjoyment. A great opportunity for the first time home buyer or investor!

21. 2025-01-13
    price $99,900
22. 2025-01-10
    price $99,900 297-char remark

    Show marketing remark (297 chars)

    Great opportunity to own a lovely home in a great location in Reidsville! New roof just installed along with new windows throughout and new vinyl siding! Home has been lovingly maintained and will certainly provide years of enjoyment. A great opportunity for the first time home buyer or investor!

23. 2024-08-04
    listed $109,900 Active

    Show marketing remark (297 chars)

    Great opportunity to own a lovely home in a great location in Reidsville! New roof just installed along with new windows throughout and new vinyl siding! Home has been lovingly maintained and will certainly provide years of enjoyment. A great opportunity for the first time home buyer or investor!

24. 2024-08-04
    listed $109,900 Active 297-char remark

    Show marketing remark (297 chars)

    Great opportunity to own a lovely home in a great location in Reidsville! New roof just installed along with new windows throughout and new vinyl siding! Home has been lovingly maintained and will certainly provide years of enjoyment. A great opportunity for the first time home buyer or investor!

25. 2016-11-09
    soldstatus $12,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $815 · $68/mo
• Projected year-2 tax: $815 · $68/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,081
• − Mortgage interest: −$4,756
• − Property taxes: −$815
• − Insurance: −$424
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,470
• Taxable income: $2,524
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,147/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Reidsville

• Score: 59/100
• State rank: #553
• US rank: #20359

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, NC
• City population: 38,610
• Population (ZIP): 38,610

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 205.028
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+940.8% since first listed

10 events — show timeline

• 2025-12-31 Price Changed $124,900 TMLS
• 2025-12-31 Price Changed $124,900 Triad MLS
• 2025-09-30 Price Changed $89,900 TMLS
• 2025-04-19 Price Changed $94,900 Triad MLS
• 2025-04-19 Price Changed $94,900 TMLS
• 2025-01-13 Price Changed $99,900 TMLS
• 2025-01-10 Price Changed $99,900 Triad MLS
• 2024-08-04 Listed $109,900 Triad MLS
• 2024-08-04 Listed $109,900 TMLS
• 2016-11-09 Sold (Public Records) $12,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $815 · -21.5% YoY. Source: county tax records.